Rustico/casale in Via Bernardino Luini 3
Deposito di 87 mq disposto su due livelli con terreno di 2160 mq a Brissago-Valtravaglia, in Via Bernardino Luini 3. COMPOSIZIONE: Deposito di 87 mq disposto su due livelli, da ristrutturare. Completa la proprietà un ampio terreno circostante di circa 2160 mq. DESCRIZIONE: A Brissago-Valtravaglia, in Via Bernardino Luini, proponiamo in vendita un deposito rustico di...
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The €30,000 listing is explicitly a 87 m² deposito rustico/storage building, not a confirmed dwelling, with no stated residential conversion eligibility. It also requires renovation, estimated at about €1,100/m², and includes 2,160 m² of land.
More on the house and the area
The rustic stone building has strong historic character, a photogenic exterior, mountain views and a substantial green plot. However, the interior is an empty agricultural storage space with dirt floors and no visible living facilities, so this is a renovation project rather than a home you could occupy soon.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€40,000 – €59,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- This is a raw two-level storage building, not a habitable home.
- Major renovation will likely be needed, including interiors, utilities, floors, kitchen and bathroom.
- The sloping 2,160 sqm plot may make access and landscaping more demanding.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 71/100The cluster is in the Valcuvia, with the pre-Alpine ridges of the Varesotto immediately around it, including the Campo dei Fiori massif to the east and the Monte Nudo area above the valley. Lago Maggiore is within about 15 km to the west, and the area also sits near the lakes of Ghirla and Ganna to the east. Much of the nearby mountain landscape falls within the Parco Regionale Campo dei Fiori. The nearest ski area is the Forcora zone above Maccagno, roughly an hour away by road, so it is not part of the immediate setting. The nearest town of size is Luino on Lago Maggiore, with lake services, a rail connection and the main shops and weekly market for this side of the province; Varese is farther but still the main city for broader services. The area is known for wooded valleys, hiking on the pre-Alpine ridges, and small lakes between the valleys and Lago Maggiore.